Dubai
First-line marina address on Dubai Islands, from AED 2.4M
WAH Score
8,0/ 10
Royal Yacht Club Residence is a twin-tower address by Azimuth Development, set on the first line of the Dubai Islands marina. One to four bedroom apartments from AED 2.4M, a 40/60 payment plan, Q4 2027 handover and construction already under way: here is our full analysis, the numbers, the risk and our decision.
Dubai Islands is the most structural coastal development the city has launched since Palm Jumeirah: five islands written into the Dubai 2040 Urban Master Plan, 21 kilometres of Blue Flag accredited beaches, nine marinas including six on Island A, and 86 hotels and resorts in the pipeline. The district is moving from promise to address: the first handovers are done and price per sqft is following.
Royal Yacht Club Residence sits on a marina-front plot on Island A. Two residential towers, a retail podium with promenade, restaurants and boutiques, and a range of one to four bedroom apartments. The one bedroom starts at 700 sqft of internal area, with typical plans around 838 sqft including the balcony; the two bedroom sits at 1,232 sqft and the three bedroom at 2,211 sqft with a 792 sqft terrace.
Entry starts at AED 2.4M, the payment plan is a 40/60 and handover is announced for Q4 2027. Units are delivered semi-furnished, construction is already progressing, and two bridges under construction will cut 8 to 10 minutes off the run to Downtown. This is a yield and district-repricing play, not a distress deal.
WAH! Note
First-line marina frontage is finite stock: on Dubai Islands it is the one variable the developer can never reproduce elsewhere on the island.
WAH Score
8,0 / 10
The WAH Score is the weighted average of six investment criteria. It drives the decision.
Dubai Islands concentrates short-let and long-let demand that is rising faster than delivered stock: Blue Flag beaches, marinas, golf courses on Islands C and D, and hospitality still opening. The district is early in its build-out, which leaves repricing headroom for a buyer entering before the hotel wave lands.
AED 2.4M for a first-line marina one bedroom places the asset around AED 2,900 to 3,400 per sqft depending on layout and floor. That is a market price for new waterfront in Dubai, with no discount: performance here comes from location and timing, not from the purchase.
Based on leases recorded on Dubai Islands and on comparable waterfront stock, a semi-furnished one to two bedroom targets 7 to 8% gross on long-term rental, and more on a well-operated short-let. The retail promenade and the beaches next door support occupancy.
First-line marina frontage is finite on Island A: at resale, a buyer compares the address with projects set back inland, where price per sqft is structurally lower. The 40/60 plan also allows an exit before handover on the portion already paid.
The risk is that of a district still under construction: retail, hospitality and access bridges ramp up through 2028. Works are engaged and the developer holds a Q4 2027 schedule, but the investor must fund the 60% balance at handover and accept two to three years before the district runs at full capacity.
By Zoé : WAH advisor
Five islands north of Deira, written into the Dubai 2040 Urban Master Plan: 21 kilometres of Blue Flag accredited beaches, nine marinas including six on Island A, an 18-hole golf course on Island C and a 9-hole on Island D, and 86 hotels and resorts planned. Gold Souq Metro is 10 minutes away, the international airport 20 minutes, Downtown and Business Bay 21 minutes.
Two crossings are being built to link the islands directly to Downtown and Sheikh Zayed Road, bypassing Deira traffic. The stated gain is 8 to 10 minutes. Historically in Dubai, that kind of access upgrade translates into a price-per-sqft catch-up on addresses already delivered.
Dubai Islands is a freehold zone: a non-resident holds the property outright in their own name. The purchase is made with the developer, registered at the DLD with 4% fees, and instalments are paid into an escrow account. No local tax on rent or on capital gains. Above AED 2M invested, the file also opens the way to the 10-year Golden Visa.
Prices start at AED 2.4M for a one bedroom apartment, with internal area from 700 sqft. Layouts run up to four bedrooms, with three bedroom plans at 2,211 sqft including a 792 sqft terrace.
40% of the price is paid in instalments during construction, and the remaining 60% falls due at handover, scheduled for Q4 2027. It lightens the upfront cash effort but requires planning the funding of the balance.
On a semi-furnished one to two bedroom on the marina front, we work with 7 to 8% gross on long-term rental, with higher potential on short-lets given the Blue Flag beaches and the hospitality now opening. These remain estimates, to be adjusted at handover.
Yes, the district is freehold: a non-resident buys outright in their own name, resells freely and pays no tax on rent or capital gains in the UAE. From AED 2M invested, the purchase also qualifies for the 10-year Golden Visa.
Because the location is finite stock, the target yield is solid and the district is entering its delivery phase with two access bridges under construction. The watch point is timing: two to three years of ramp-up and a 60% balance to fund at handover.
A WAH advisor answers your questions and shares the detailed assumptions behind the file.
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